Waffapool Buckland Brewer, Bideford, Devon, EX39 5NN

REF: HO00004096

Waffapool Buckland Brewer, Bideford, Devon, EX39 5NN 20 The Square Holsworthy Devon Guide: £725,000 - Freehold EX22 6AN Tel: 01409 253888 Fax: 01409 254458 E: [email protected] Opportunity to acquire a period farmhouse which has been subject to considerable improvements by the current vendor, including a two storey extension. The property retains a wealth of character features including Inglenook fireplaces, exposed stonework and beams to the ceiling and comprises sitting room, dining room, kitchen/breakfast room, conservatory, utility, downstairs shower room, four bedrooms (master en-suite) and family bathroom. Attached to the farmhouse is a one bedroom cottage, currently let on an assured shorthold tenancy. The property is approached over a long concrete driveway to an extensive parking area which in-turn leads to two double garages, 22’ games rooms, 45’ x 35’ workshop, range of American stables (consisting of four loose boxes, two foaling boxes and tack room) and a sand school. There are various garden areas, a small lake and wildlife area, approximately 2.7 acres of pasture and approximately 7 acres of mature woodland.

 Equestrian property  Period four bedroom farmhouse  Attached one bedroom cottage  Two double garages  22’ games room and large workshop  American stables (four loose boxes, two foaling boxes and tack room)  Sand school  Pasture land and mature woodland  The whole extends to approximately 11.5 acres

www.kivells.com These particulars give only a general outline and your attention is drawn to the Important Notice printed within.

SITUATION Shower Room Situated down the end of a concrete driveway in a tranquil rural location approximately 3.5 Double shower, low level flush WC and wash hand basin. Rear aspect window and under-floor miles from the popular village of Buckland Brewer, which has a good range of amenities heating. including village inn, church, primary school and local shop. The property is approximately 7 miles away from the north Devon coastline and about 15 miles from the nearest sandy surfing FIRST FLOOR beach at Westward Ho! This adjoins the Northam Burrows Country Park and the Royal North Landing Devon Golf Club which is reputed to be the oldest links golf course in England. There is also With reading area, rear aspect window overlooking the garden and doors to: access to the Southwest coastal footpath, which affords excellent walks with stunning views of the rugged north Devon coastline. The property is conveniently situated with easy access of Master Bedroom: 18' 6'' x 15' 4'' (5.64m x 4.67m) three town, Bideford 12 miles, Holsworthy 13 miles and Bude 22 miles, all of which offer an Dual aspect bedroom with window to the front and a picture window to the side. Built-in excellent range of amenities including banks, butchers, bakers, places of worship, pubs and storage, built-in wardrobe, loft access, fitted carpet and door to: restaurants, various shops, schooling for all ages (public and private) and supermarkets. The regional centre of north Devon, Barnstaple, is approximately 22 miles distant and offers all the En-Suite Bathroom areas main business, shopping and commercial venues. Four piece suite comprising Jacuzzi bath, double shower, low level flush WC and wash hand basin. Rear aspect window, heated towel rail and tiled floor with under-floor heating.

WAFFAPOOL FARMHOUSE Family Bathroom Entrance Porch Four piece suite comprising panel enclosed bath, double shower, low level flush WC and wash With front door and windows to either side. Doorway to: hand basin. Heated towel rail and tiled floor with under-floor heating.

Entrance Hall Bedroom Two: 13' 6'' x 12' (4.11m x 3.66m) Exposed timber, stairs rising to the first floor, door to sitting room and further door to: Front aspect window, ornate fireplace and fitted carpet.

Dining Room: 14' 6'' x 13' 6'' (4.42m x 4.11m) Bedroom Three: 13' 6'' x 10' 4'' (4.11m x 3.15m) Front aspect window, ornate fireplace with exposed stonework, exposed timbers, ceiling beams Front aspect window and fitted carpet. and fitted carpet. Bedroom Four: 7' 3'' x 6' (2.21m x 1.83m) Sitting Room: 14' 8'' x 13' 7'' (4.47m x 4.14m) Front aspect window, built-in single bed and fitted carpet. Front aspect window, Inglenook fireplace with slate hearth housing woodburning stove, bread oven and exposed stonework, exposed ceiling beams and fitted carpet. Door to: WAFFAPOOL COTTAGE Kitchen/Breakfast Room: 24' 10'' x 15' 5'' (7.56m x 4.70m) Accessed from the rear via a separate entrance door: Excellent range of matching eye and base level units with worksurfaces over incorporating double sink unit. Rangemaster range cooker with extractor hood over and matching American Kitchen/Breakfast Room: 12' 5'' x 11' 4'' (3.78m x 3.45m) style fridge/freezer, integrated dishwasher and microwave oven. A delightful triple aspect room Good range of matching eye and base level units with worksurfaces over incorporating stainless with two windows to the front and side in addition to French windows providing access to the steel sink/drainer unit. Space for Range cooker, washing machine and fridge. Rear aspect Conservatory at the rear. Tiled floor, exposed ceiling beams, exposed stonework and door to window, stairs rising to the first floor and archway through to: utility/boiler rooms. Dining Room: 12' 9'' x 12' 2'' (3.89m x 3.71m) Conservatory: 25' 2'' max x 18' 11'' max (7.68m max x 5.77m max) Two front aspect windows, exposed beams and lintels, fitted carpet and stairs rise to: A large conservatory enjoying a quadruple aspect with tiled floor throughout and French windows giving access to the garden. Sitting Room: 16' 11'' x 11' 6'' (5.16m x 3.51m) Dual aspect reception room with windows to the front and side, exposed ceiling beams, fitted Utility/Boiler Room: 17' 2'' x 7' 4'' (5.23m x 2.24m) carpet and door to: Range of matching eye and base level units with worksurface over incorporating Butler sink. Space and plumbing for washing machine and tumble dryer. Rear aspect window and door Rear Lobby giving access to rear, slate floor, built-in storage cupboard housing oil-fired boiler which serves Airing cupboard, rear aspect window and door to: the domestic hot water and central heating systems. Door to:

Bathroom DIRECTIONS Three piece suite comprising corner bath, low level flush WC and wash hand basin. Rear aspect From Holsworthy proceed on the A388 Bideford road passing through the villages of window. Holsworthy Beacon and Milton Damerel. Pass Woodford Bridge Hotel on your left hand side and continue up the steep hill, take the left hand turning signposted ‘Buckland Brewer’. FIRST FLOOR Continue on this road and upon reaching ‘Thorne Cross’ take the left hand turning. Proceed on Bedroom: 18' 8'' x 12' 5'' (5.69m x 3.78m) this road taking the second left hand turning at ‘Collingsdown Cross’. Continue on this road for Dual aspect bedroom with windows to the front and side, vaulted ceiling with exposed approximately two miles where the lane leading to Waffapool will be found on the left hand side A-frames, under-eaves storage and fitted carpet. with a Kivells For Sale board clearly displayed. Proceed down this lane and the five bar gate accessing Waffapool will be seen directly in front of you. OUTSIDE The property is approached over a long concrete driveway to a parking area for several vehicles. VIEWINGS To the right hand side of the driveway there is an enclosed garden mainly laid to lawn and Please ring 01409 253888 to view this property and check availability before incurring travel bordered by mature hedges. There is a small stone building which is currently used as a Gym. time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR To the right of the farmhouse are two Double Garages with electric metal up-and-over doors, an WEBSITE www.kivells.com. internal door then gives access to a Games Room. This in-turn leads to the Workshop which has double height double sliding doors with an extensive range of light and power with a small Office off. Surrounding the property is a garden area with various seating areas, small pond and lawned garden area. To the left hand side of the farmhouse is a range of American Stables consisting of four loose boxes, two foaling boxes and tack room, as well as a concrete covered yard. There is a Sand School and a five bar gate gives access to the various paddocks and the field shelter. At the bottom of the paddocks is an enclosed small lake and wildlife area. The majority of the ground is laid to mature woodland.

FLOOR PLANS The floor plans displayed in these particulars are not to scale and are for identification purposes only.

LAND PLAN The land plan displayed is for indicative purposes only and should not be relied upon as an accurate depiction of precise boundaries.

TENURE Freehold with vacant possession upon completion.

SERVICES Mains water and electricity. Private drainage. Oil-fired central heating and calor gas for cooking.

COUNCIL TAX BAND Farmhouse - E. Cottage - A.

EE RATING Farmhouse - B. Cottage - E.

COTTAGE GROUND FLOOR

FARMHOUSE GROUND FLOOR COTTAGE FIRST FLOOR

FARMHOUSE FIRST FLOOR

Kivells for themselves and for the vendors or lessors of this property whose agents they are, give notice that: The particulars are set out only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions, photographs - which may be taken with a wide angle lens or zoom, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representation of the fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment of Kivells has any authority to make or give any representation or warranty whatsoever in relation to this property. In the event that our details are used in part exchange negotiations we reserve the right to recoup our costs.